Landmarkk Services

Residential Services

Design Services

As a Registered Architect in Colorado, Steve has been designing projects for years. Since Landmarkk was formed in the early 80’s, Steve has designed loft projects in LoDo and Capitol Hill, houses and townhomes in the mountains and many residences in Central Denver. Because of Landmarkk’s construction experience, projects are realistic, easy to build, and do not go over budget.

Construction Management Services

As projects finish the design phase and are submitted to the building department, there is a lot to do while the drawings are being reviewed by the building department. Contractor selection and bid evaluation are the most important, but there is also billing review and quality control.

Energy Retrofit

This service is very useful for property owners who want to upgrade the heating or air conditioning of an older home without compromising the original character. Solar panels are another possible feature which doesn’t have to detract from the appearance of your home.

Zoning And Code Analysis

As you can imagine, this is part of the design service. As a separate service, a creative code/zoning investigation can discover possibilities previously not considered.

Construction Problem Resolution

This service is really another pair of objective third party eyes looking at a construction issue. The goal is to provide realistic options to resolve a dispute or simply get out of a sticky situation with the building department, a neighbor, a buyer, or a contractor.

Feasibility Studies

The purpose of feasibility is to determine if your project is viable. A study can be a one paragraph email or a detailed report, depending on the complexity of the problem. Normally, property owners want to know if their expansion is financially realistic, or if it’s permissible by the zoning or building code. Structural possibilities or architectural design issues are also common questions.

Commercial Services

Design Services

As a Registered Architect in Colorado, Steve has been designing projects for years. Since Landmarkk was formed in the early 80’s, Steve has designed commercial projects in LoDo and Central Denver. Because of Landmarkk’s construction experience, projects are realistic, easy to build, and do not go over budget.

Construction Management Services

As projects finish the design phase and are submitted to the building department, there is a lot to do while the drawings are being reviewed by the building department. Contractor selection and bid evaluation are the most important, but there is also billing review and quality control. In the past, Landmarkk has constructed many of the projects on our project sheet.

Zoning And Code Analysis

As you can imagine, this is part of the design service. As a separate service, a creative code/zoning investigation can discover possibilities previously not considered.

Feasibility Studies

The purpose of feasibility is to determine if your project is viable. A study can be a one paragraph email or a detailed report, depending on the complexity of the problem. Normally, property owners want to know if their expansion is financially realistic, or if it’s permissible by the zoning or building code. Structural possibilities or architectural design issues are also common questions.

Historic Services

Over 25 of Landmarkks projects have been in historic neighborhoods or on the historic register. This experience offers a unique perspective which has helped many owners to achieve their goals. Other architects can also benefit by using Landmarkk as a consultant.

Architectural Services

Design Services

As a Registered Architect in Colorado, Steve has been designing projects for years. Since Landmarkk was formed in the early 80’s, Steve has designed loft projects in LoDo and Capitol Hill, houses and townhomes in the mountains and many residences in Central Denver. Because of Landmarkk’s construction experience, projects are realistic, easy to build, and do not go over budget.

Construction Management Services

As projects finish the design phase and are submitted to the building department, there is a lot to do while the drawings are being reviewed by the building department. Contractor selection and bid evaluation are the most important, but there is also billing review and quality control. In the past, Landmarkk has constructed many of the projects on our project sheet.

Construction Services

Explanation:

I am showing the service below in list form because home owners don’t always want all of it. Historically, I’ve had clients who want me to do all the contractor communication and I’ve had clients who want to do all of it themselves. More typically it falls somewhere in between. A lot of the information below is dependent on the degree of detail we selected for the drawings and how much direct involvement you want. In most cases, I’ll let you know before I say anything to the contractor. Six hours of construction services is normally included with my design contract, but you can have more blocks of time if you are not comfortable with open ended work. My help is billed at 65/hr. and due monthly. Below, the services are listed in sequence of need. You can also refer to the “how to begin” section on my website (FAQ ‐ you need to know). This gives you a general picture of the process and how construction services fit in.

Detailed Estimate

These days, I almost never do this because it takes about 40 hours and the fee is fairly high. However, with larger projects cost is a big factor and budget planning is very important. This is especially true with large houses or commercial projects. The benefit is that we can tailor the project to fit your budget by using the estimate like a menu to dial the cost up or down.

Preliminary Estimate

Part of my design service, this takes only a few hours. I save bids for my projects and plug them into a cost chart, converting the project cost into cost per square foot by category, division, and total. I apply these square foot costs to your project in a one-page spreadsheet, giving a general idea of your cost before construction drawings are started. Although not as detailed, this estimate is a useful tool for adjusting costs to fit budget goals.

Distribute the Drawings

Many home owners do this work. It amounts to calling the contractors on the list we prepare and emailing them the drawings. Another way to do it, is to have them pick up paper sets of drawings. When they are contacted, the contractors will have technical questions about the construction and timing of the project. Architects are better at this but home owners can do it too.

Bidding Questions

After distribution, the contractors review the drawings for a few days. They will usually have questions about possible material substitutions or construction methods. Unless there are complicated options the owner wants, I normally allow for this time in my design fee. The work doesn’t take a lot of time and sometimes it can save money without design compromise.

Bid Analysis

I tabulate contractor bids, arranging their numbers to compare their bids and locate potential inconsistencies. This is usually done when drawings are complete and submitted to the building dept. A big help in the contractor selection process, typically taking only a day or two. We balance the subjective pros and cons of each bidder, like quality, management skills, & financial viability. I can help significantly with these hard decisions.

Quality Control Site Visits

This amounts to a regularly scheduled visit on a bi‐weekly or monthly basis. The goal is to verify that the work is being built according to the design and generally look out for your interests. If I see something, I can discuss with you or notify the contractor right then. Often this is combined with a payment application review.

Submittal Reviews

If we specified finish materials, trusses, windows, appliances, or other similar equipment, I can review the specific details of these products to make sure they are equal to the items we specified.

Site Questions

I can make regular quality control visits to the site or I can respond as needed to questions. The most common issues come from discoveries when existing conditions are exposed behind old construction. Sometimes contractors need help interpreting the drawings, and sometimes owners want to make changes.

Pay Application Reviews

Although banks provide this service to protect their interests, I do it as well. The purpose of these visits is to determine if the work which is billed is really complete to the percentage billed. If your financing doesn’t require bank inspections, this service can be very useful.

Close out

At the end of the project, after final inspections by the building department, and before final payment is made, there is always a final inspection by the owner to determine if everything is complete, in working order, and to the quality specified on the drawings. In many cases, the owner has developed a rapport with the contractor and feels comfortable closing out alone. Banks almost always want a statement from the architect that the work is complete according to the drawings, and owners often feel the same way. At this time, you receive all of the manufacturing warranties, operating manuals, and certificates. There is also a final punch list, which is a list of items for correction or completion.

Special Services

Zoning And Code Analysis

As you can imagine, this is part of the design service. As a separate service, a creative code/zoning investigation can discover possibilities previously not considered.

Construction Problem Resolution

This service is really another pair of objective third party eyes looking at a construction issue. The goal is to provide realistic options to resolve a dispute or simply get out of a sticky situation with the building department, a neighbor, a buyer, or a contractor.

Feasibility Studies

The purpose of feasibility is to determine if your project is viable. A study can be a one paragraph email or a detailed report, depending on the complexity of the problem. Normally, property owners want to know if their expansion is financially realistic, or if it’s permissible by the zoning or building code. Structural possibilities or architectural design issues are also common questions.

Historic Services

Over 25 of Landmarkks projects have been in historic neighborhoods or on the historic register. This experience offers a unique perspective which has helped many owners to achieve their goals. Other architects can also benefit by using Landmarkk as a consultant.